2250 W MILL St · Colton, CA 92324

$120,000

2 bd · 2.0 ba · 358,513 sqft · Land public records · 7 Days on market

Built 1969 $0/sqft · 100% below area Est $152k · 21% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this freshly painted home, both inside and out, with updated windows that add modern charm to this diamond in the rough. Featuring a bright and open floor plan, the living spaces are enhanced by sleek laminated floors that flow seamlessly throughout the home. The property includes a lovely side yard, perfect for outdoor relaxation or entertaining, with easy access to a refreshing pool and jacuzzi, ideal for warm summer days. Conveniently located, this home is just minutes away from popular shopping centers, diverse restaurants, schools, and scenic parks. Don't miss out on this incredible opportunity to own a home that combines comfort, convenience, and potential!

Key facts

• Convenient location
• Community pool
• Built 1969

Tags

• CONVENIENT LOCATION
• SPACIOUS OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.1% vs local median 3.5% in Colton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#817 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, crime D, schools F.
• Colton Joint Unified (suburban): math 16% / reading 38% proficiency, ranked #373 of 517 in CA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.5%/yr); 101 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $70k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $152,440
• List price: $120,000
• Delta: 4.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $29,450
• Equity at exit: $17,892

10-year hold

• IRR: 29.3%
• Equity multiple: 3.56×
• Total profit: $85,856
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92324

• Rents YoY: 2.5%
• Active inventory: 101
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $783

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 7 DOM
2. 2026-06-17
   days on market $120,000 Active 6 DOM
3. 2026-06-16
   days on market $120,000 Active 5 DOM
4. 2026-06-15
   days on market $120,000 Active 4 DOM
5. 2026-06-13
   days on market $120,000 Active 2 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $120,000 Active 1 DOM
7. 2026-05-18
   historical
8. 2026-01-13
   price $160,000
9. 2025-11-19
   price $180,000
10. 2025-08-02
    listed $190,000 Active
11. 2025-03-21
    soldstatus $4,550,000
12. 2025-01-03
    soldstatus $99,999 Closed Sale 684-char remark

    Show marketing remark (684 chars)

    Come and see this freshly painted home, both inside and out, with updated windows that add modern charm to this diamond in the rough. Featuring a bright and open floor plan, the living spaces are enhanced by sleek laminated floors that flow seamlessly throughout the home. The property includes a lovely side yard, perfect for outdoor relaxation or entertaining, with easy access to a refreshing pool and jacuzzi, ideal for warm summer days. Conveniently located, this home is just minutes away from popular shopping centers, diverse restaurants, schools, and scenic parks. Don't miss out on this incredible opportunity to own a home that combines comfort, convenience, and potential!

13. 2024-11-25
    status Pending Sale 684-char remark

    Show marketing remark (684 chars)

    Come and see this freshly painted home, both inside and out, with updated windows that add modern charm to this diamond in the rough. Featuring a bright and open floor plan, the living spaces are enhanced by sleek laminated floors that flow seamlessly throughout the home. The property includes a lovely side yard, perfect for outdoor relaxation or entertaining, with easy access to a refreshing pool and jacuzzi, ideal for warm summer days. Conveniently located, this home is just minutes away from popular shopping centers, diverse restaurants, schools, and scenic parks. Don't miss out on this incredible opportunity to own a home that combines comfort, convenience, and potential!

14. 2024-11-18
    price $99,999 684-char remark

    Show marketing remark (684 chars)

    Come and see this freshly painted home, both inside and out, with updated windows that add modern charm to this diamond in the rough. Featuring a bright and open floor plan, the living spaces are enhanced by sleek laminated floors that flow seamlessly throughout the home. The property includes a lovely side yard, perfect for outdoor relaxation or entertaining, with easy access to a refreshing pool and jacuzzi, ideal for warm summer days. Conveniently located, this home is just minutes away from popular shopping centers, diverse restaurants, schools, and scenic parks. Don't miss out on this incredible opportunity to own a home that combines comfort, convenience, and potential!

15. 2024-11-07
    price $100,500 684-char remark

    Show marketing remark (684 chars)

    Come and see this freshly painted home, both inside and out, with updated windows that add modern charm to this diamond in the rough. Featuring a bright and open floor plan, the living spaces are enhanced by sleek laminated floors that flow seamlessly throughout the home. The property includes a lovely side yard, perfect for outdoor relaxation or entertaining, with easy access to a refreshing pool and jacuzzi, ideal for warm summer days. Conveniently located, this home is just minutes away from popular shopping centers, diverse restaurants, schools, and scenic parks. Don't miss out on this incredible opportunity to own a home that combines comfort, convenience, and potential!

16. 2024-09-01
    listed $101,000 Active 684-char remark

    Show marketing remark (684 chars)

    Come and see this freshly painted home, both inside and out, with updated windows that add modern charm to this diamond in the rough. Featuring a bright and open floor plan, the living spaces are enhanced by sleek laminated floors that flow seamlessly throughout the home. The property includes a lovely side yard, perfect for outdoor relaxation or entertaining, with easy access to a refreshing pool and jacuzzi, ideal for warm summer days. Conveniently located, this home is just minutes away from popular shopping centers, diverse restaurants, schools, and scenic parks. Don't miss out on this incredible opportunity to own a home that combines comfort, convenience, and potential!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,495
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$3,491
• Taxable income: $7,963
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $7,488/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Colton Joint Unified
• NCES district ID: 0609390
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $51,178
• Composite: 23.74/100
• National rank: #7820
• State rank: #373 of 517 in CA

Livability — Colton

• Score: 56/100
• State rank: #817
• US rank: #23005

Category grades

Amenities F Commute F Cost of living F Crime D Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colton, CA
• County: San Bernardino County · 2,030,291 people
• City population: 57,365
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 57,365
• Household income: $71,078
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2195.0

Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 24% White 11% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 49% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.99%
• Current HPI: 451.2973
• Rent YoY: ▲ 2.50%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+58.4% since first listed

10 events — show timeline

• 2026-05-18 Listing Removed — CRMLS
• 2026-01-13 Price Changed $160,000 CRMLS
• 2025-11-19 Price Changed $180,000 CRMLS
• 2025-08-02 Listed $190,000 CRMLS
• 2025-03-21 Sold (Public Records) $4,550,000 Public Records
• 2025-01-03 Sold (MLS) $99,999 CRMLS
• 2024-11-25 Pending — CRMLS
• 2024-11-18 Price Changed $99,999 CRMLS
• 2024-11-07 Price Changed $100,500 CRMLS
• 2024-09-01 Listed $101,000 CRMLS

Property tax history

+41.1%/yr

Latest (2025): $42,230 · +4.6% YoY. Source: county tax records.